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Home My WebLink About(0306) ZC-21-057Case Number ZC-21-057 FORTWORTH ZONING MAP CHANGE STAFF REPORT City Council Meeting Date: June 22, 2021 Zoning Commission Recommendation: Approved by a vote of 9-0 Opposition: None submitted Support: None submitted Owner/Applicant: Chisholm Trail West, LLC Council District 7 Continued Case Manager Surplus Council Initiated Site Location: 15800 — 15900 blocks Championship Parkway Proposed Use: Detached Multifamily Development Request: From: "K" Heavy Industrial Yes No X Monica Lafitte Yes No X Yes No X Acreage: 22.9 To: Planned Development for all uses in "C" Medium Density Residential with development regulation standards for open space and a waiver to MFD submittal; site plan included; all development standards and waivers are only applicable for detached multifamily development Land Use Compatibility: Comprehensive Plan Consistency: Staff Recommendation: Background: Requested change is compatible. Requested change is consistent. Approval The site is located south of Highway 114 and west of Championship Parkway, less than a mile west of I- 35. Across Highway 114 are the grounds of Texas Motor Speedway. The site and surrounding area are currently zoned "K" Heavy Industrial. The applicant is requesting to rezone the site to create a Planned Development based on "C" Medium Density Multifamily with development standards in order to create a Detached Multifamily development, with a site plan included. These detached multifamily types of developments are entire communities and neighborhoods that look and feel like a traditional single family neighborhood. Although most are rental, some may be rent —to —own or condominium. Like other multifamily developments, they are professionally managed and include amenities. According to the National Association of Home Builders, 37,000 of these units were built in 2017 and 43,000 in 2018 nationwide. Although the national trend has slowed recently, an increase has been seen in Fort Worth. Units in these developments have similar square footage to cottage court and cluster home developments with an average unit size of just over 1,000 square feet. As such, the name "Cottage Development' has Page 1 of 4 been used to describe this product even though they do not resemble the overall form, layout, ownership model, and size of cottage court and cluster developments. Because none of the city's zoning districts can accommodate this detached multifamily form by right, a Planned Development (PD) with new development regulations is necessary to allow this form. Detached multifamily developments often have development regulations, because their more single family neighborhood form does not readily comply with the base multifamily districts; these development standards may include open space, landscaping, setbacks, and parking, along with a waiver to the MFD submittal. This PD is requesting development standards for a reduction in the open space requirement and a waiver to the MFD submittal requirement. Below is a table showing the "C" district regulations and the proposed "PD/C" regulations, based on the waivers required for the site plan. Requirement C Standards Proposed PD/C (Provided per site plan) Density Maximum 24 units per acre 12.23 units per acre Height Maximum height 36' Will comply Required Yards Front Yard: 20' minimum Rear Yard: 5' minimum Lot has no ROW frontage, so there is Interior Side Yard: 5' minimum no front yard; all property lines will be Corner lot side yard: 20' minimum reviewed as side yards with 5' required adjacent to side street building setback (complies) Fences shall not be located in the area between building facades and the property line; Exterior security fences Fences and gates that are located along public No ROW frontage, so not applicable streets, along a public access easement, or along publicly accessible open space shall not extend beyond building facades. 1 space per bedroom; 1 space per 250 Minimum Parking square feet of office/amenity area Spaces provided: 555, 14 of which are Requirements Spaces required: 495, 9 of which are Accessible Accessible 30% minimum (Provided 31 %) Open Space Minimum 45% (requires Development Regulation Standard Must meet 20 points of enhanced Provided; street trees N/A due to lack Landscaping landscaping of ROW frontage, providing pool and dog park Page 2 of 4 Buildings located on public streets Building must face the street with the longest No ROW frontage, so not applicable Orientation length of the building placed parallel/adjacent to the street. Facade Variation Must meet selection of facade Will be reviewed upon building permit variation elements. submittal Multifamily Design Submit MFD plan to meet standards MFD/URD Submittal not required Standards (requires Waiver) Site Information: Surrounding Zoning and Land Uses: North "K" Heavy Industrial / undeveloped and gas well site East "K" Heavy Industrial / undeveloped South "K" Heavy Industrial / undeveloped West "K" Heavy Industrial / golf course, then single family residential Zoning History: ZC-18-071 to amend PD1170 to add additional multifamily units, site plan approved, southeast of subject site; effective 7/19/18 ZC-17-171 (PD1170) from "K" to TD/D for multifamily development with height up to 42'; site plan approved, southeast of subject site; effective 2/10/18 ZC-19-059 From TD502 PD/MU-2, PD1128 PD/D" to Amend PD1128 to expand for additional parking, site plan approved , southeast of subject site; effective 6/20/19 ZC-17-011 from TD502 for most MU-2 uses excluding detached single family units" to TD/D" with waivers to height, parking, and building separation, site plan approved, southeast of subject site; effective 4/27/17 Site Plan Comments: Please refer to the table above to see all categories that will need a development regulation standard or waiver. (Comments made by Platting (Subdivision Ordinance), Transportation/Public Works, Fire, Park & Recreation, and Water Department staff cannot be waived through the Zoning Commission and City Council. Approval of the zoning site plan does not constitute the acceptance of conditions) Public Notification: 300 foot Legal Notifications were mailed on April 22, 2021. The following organizations were notified: (emailed April 19, 2021) Organizations Notified North Fort Worth Alliance Streams and Valleys, Inc. Trinity Habitat for Humanity Northwest ISD *Not within a registered Neighborhood Association Development Impact Analysis: 1. Land Use Compatibility Page 3 of 4 The applicant is proposing a zoning change from "K" Heavy Industrial to PD/C with development standards for a detached multifamily development. Immediately surrounding land uses are undeveloped and a gas well site, with single-family and multifamily in the nearby vicinity. The proposed zoning is compatible at this site. 2. Comprehensive Plan Consistency — Far North The 2021 Comprehensive Plan designates the subject property as General Commercial. Below is an excerpt from Chapter 4 Land Use of the Comprehensive Plan. LAND USE AND ZONING CLASSIFICATIONS LAND USE • DEFINITION ZONING Neighborhood Cammercial Retail, services, affices and mixed uses servingdallyneedsforalocal Multifamily Residential, ER, market area E. MU-1 General Commercial Retail,services, offices and mixed uses serving occasional needs for a Multifamily Residential, ER, larger market area E. MU-1, MU-2 Mixed -Use/ Retail, services, -offices, entertainment, mixed uses, and multifamily AR, B. R 1, R2, CR. C. a. U R. Mixed Use Growth Center residential; Community Growth Centers are less intensive, and Regional all Commercial, MU-1, MU-2, Growth Centers are more intensive Form -Based Codes As noted, the Comprehensive Plan lists multifamily residential as an acceptable land use with the General Commercial future land use category. The general area has seen extensive commercial growth, including the Tanger Outlets to the east and commercial growth along Highway 114. The area surrounding this site is largely vacant, which would allow more development to occur. This detached multifamily could support the expansion of those commercial uses. The requested zoning change is consistent with the following Comprehensive Plan policies and strategies: Promote appropriate infill development of vacant lots within developed areas, which will efficiently utilize existing infrastructure. Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic. Encourage new development adjacent and connected to previously developed or platted areas in order to utilize existing utility and road infrastructure and services, thereby optimizing public and private investments and discouraging sprawl development. Support diverse housing options, including duplexes, fourplexes, townhomes, and small courtyard apartments to promote walkable communities, access to neighborhood services, and multimodal transportation options, while ensuring compatibility with the form, sale, and design of existing neighborhoods. • Promote fiscally sustainable growth on the periphery of the city by encouraging development adjacent to existing adequate infrastructure and discouraging leapfrog development. Attachments: • Area Zoning Map with 300 ft. Notification Area 0 Future Land Use Map • Site Plan 0 Aerial Photograph • Area Map Page 4 of 4 FORT WORTH. Area Zoning Map Applicant: Roanoke 35/114 Partners, LP Address: 15800 - 15900 blocks Championship Parkway Zoning From: K Zoning To: PD for multifamily uses Acres: 22.90401783 Mapsco: 643S Sector/District: Far North Commission Date: 5/12/2021 Contact: null ZC-21-057 K 2801 2925 P D 476 40 •.33 LU HIGHWAY 114 SERVICE non Go mWAY 114 MOSER FID1170 15721* �5 y3A ypqr;,: yrd$ wZ 3� i57�6 ate D1015 yi - Subject Area 2,91 6 949 5036 ar 0u 300 Foot Notification j � �w7 '' u;.s5 1028 3024 0 237.5 475 950 Feet Created: 4/16/2021 9:47:18 AM Q 0 W24" NOTES: SITE DATA SUMMARY TABLE 1. PD PLANNED DEVELOPMENT FOR ALL USES IN'C' BASE ZONING SITE AREA: 22.90 AC MULTI -FAMILY PLUS DETACHED MULTIFAMILY; SITE PLAN REQUIREMENTS, WAIVERS TO MULIFAMILY DISTRICT SUBMISSION, RESIDENTIAL UNITS: 276 AND DEVELOPMENT STANDARDS APPLY TO DETACHED MULTIFAMILY ONLY. UNIT DENSITY: 12.23 UNITS PER ACRE (24 MAX) 2. VARIATION OF ROOF ELEVATION AND EXTERIOR WALL MATERIALS US HWY 114 AND COLORS SHALL BE INCORPORATED TO PROVIDE GSF RESIDENTIAL: 227,784 SF (VARIABLE WIDTH PUBLIC RIGHT-OF-WAY) ARCHITECTURAL VARIETY. ALLOWABLE MATERIALS TO INCLUDE BRICK, STONE, SYNTHETIC STONE, STUCCO AND FIBER CEMENT GSF CLUBHOUSE: 4,640 SF 24" W24" W24" W24" SIDING. 3. THIS REQUEST FOR A PLANNED DEVELOPMENT IS IN ACCORDANCE PARKING REQ'D WITH 'C' BASE ZONING, WITH THE FOLLOWING EXCEPTIONS: LIVING: 1 PER BEDROOM = 470 SPACES 3.1. MINIMUM OPEN SPACE OF THIRTY PERCENT (30%) 01iW X OHW 3.2. A MFD SITE PLAN WILL NOT BE REQUIRED FOR A DETACHED CLUBHOUSE: 1 PER 250 GSF = 19 SPACES MULTIFAMILY DEVELOPMENT. 4. ALL PROVIDED LIGHTING TO CONFORM TO LIGHTING CODE. TOTAL REQ'D: 495 SPACES 5. ALL SIGNS WILL CONFORM TO ARTICLE 4. 6. PROJECT WILL COMPLY WITH LANDSCAPING REQUIREMENTS FOR PARKING PROVIDED "C", PER4.711(D)(6), INCLUDING ENHANCED LANDSCAPING. STANDARD: 354 SPACES 7. THIS PROJECT WILL COMPLY WITH SECTION 6.302, URBAN GARAGE: 105 SPACES a LU FORESTRY. DUE TO THE FORM OF DETACHED MULTIFAMILY, THE COVERED PARKING: 96 SPACES 3 TREES WILL BE SPREAD THROUGHOUT THE DEVELOPMENT IN A U) w FASHION SIMILAR TO SINGLE FAMILY, WITH TREES IN THE FRONT TOTAL PROVIDED: 555 SPACES (14 ACCESSIBLE) 0 w YARDS. a a PARKING STALL 9'x18' - STANDARD w DIMENSIONS: 9'x22' - PARALLEL a 3 OPEN SPACE: 31% (7.15 AC) MJ PORT/ON OF / CALLED 67.33ACRES (TRACT 1- PARCEL 1) \ ROANOKE 35/114 PARTNERS, L. P. INST. NO. 2007-21421 & /NST. NO. 2014-96174 0.P.R.D.C. T. CURRENT ZONING: K, HEAVY INDUSTRIAL 300' GAS WELL SETBACK F SETBACK F SETBACK _ S89° 54' 46"W - 943.40' _ 0 B3 B1 m m a m co¢ m m ;326 F_ lI V` B1 B3 R� (3 0 M CALLED 1.738 ACRES 9 WELL PAD SITED" 26F.A.E. CURRENT ZONING: K, HEAVY INDUSTRIAL 4' MIN. DUMPSTER - XTO ENERGY��, INC. `P q, QY CONCRETE PROPOSED ZONING: PD, PLANNED DEVELOPMENT SIDEWALK /NST. NO. 2014-110049 } TA H O.P. R.D. C. T. ti6 G J A G Tcl ¢ C1 Al B F SETBACK i L� ti6 �G ¢ m m ¢ \ \ ��Q VO A2 A2 w A2 B1 A2 S,d Lu \\ V U ¢ ¢ LL Z P N m OU P � A2 A2 B1 \ N38° 9' 4 - 49.27' aG q ti ¢ a m B 9 c1 Al 00 a C, 2,A 7 \ STFR q' - \ DOG PARK 92 9 L LJ �� 4' MIN. 26' F.A.E. -L(� 7 DUMPSTER (OPEN SPACE) SIDEWALK CONCRETE \ ti Ll 4' MIN. ,97 '42 TA H SIDEWALK �~ �MASTFR q, 42 ti C 2sF G� Al C1 B C1 \ / Q• @ �,/ 9 �, Q�q, RFT� �y Y,y V P 61 A2 Al A2 ore �� C qT y ^ 9 I I ti'q� Q'�' Q� 32409, \ \ 92 q, \ P � 5' SETBACK \ q2 9 \ \ C 4' MIN. SIDEWALK T� 9, \,9� 9 q, "9? CALLED 212.873 ACRES O REILL YHOTEL PARTNERS -CHAMPIONS CIRCLE, LLC \ INS NO. 2017-153615 & 9 o \ INS NO. 2017-153616 OPRDC T \ � s• B1 -H Al B3 B1 Al I I B3 I I II /— 5' SETBACK w ui w LLU Z N O F�Bl Al CLUB � p _ ' - POOL HOUSE I z N E=E=EM impApinlm LOT 1, BLOCK 1 \ \ \ P 4' MIN. BEECHWOOD BUSINESS PARK \ \ 9 P ��`� 9 SIDEWALK CABINETR, PAGE 152 P. R.D. C. T. \ \ a ti v q' RESIDENTIAL UNIT SUMMARY TABLE UNIT TYPE SQUARE BEDROOMS STORIES BUILDING QUANTITY FEET DIMENSIONS Al 748 1 1 28'x29' 46 A2 782 1 2 17'x28' 64 B1 476 2 2 17'x28' 72 B2 1114 2 2 28'x29' 38 B3 1124 2 2 28'x29' 28 C 1-A 1273 3 2 28'x29' 21 C 1-B 1217 3 2 29'x38' 7 TOTAL UNITS: 276 GSF: 227,784 P 97 C� ss� B Al S?' \ \ \ \ e7 0 A2 B1 U A2 A2 Bl m Q Cl B Al DAA G 20' GATHERING PIPELINEEASEMENT \ 9, 26' F.A.E. 1 (EASEMENT "C) \ \ 2 XTO ENERGY, INC. \ f CONCRETE DUMPSTER INS NO. 2014-110049- O.P.R.D.C. T. \ 9 \ m a m m m \ m m m m a s' SETBACK N90° 00' 00"E - 427.66' t` ICD 0 0 ¢ m W N co m Q �o 0 0 0 a z U I 5' SIDEWALK �mw I� m1 1 NMI SITE LOCATION MAP NTs LEGEND -4- PROPOSED FIRE HYDRANT PARKING CANOPY 6' TALL ORNAMENTAL METAL FENCE SECTION 4.711(D)(6) ENHANCED LANDSCAPING STREET TREES N/A POOL 5 PTS DOG PARK 5 PTS DIRECTOR OF PLANNING AND DEVELOPMENT DATE 35' PUBLIC ACCESS WATER & WASTEWATER EASEMENT CURRENT ZONING: K, HEAVY INDUSTRIAL N 0 50 100 200 SCALE 1" = 100' I<FM ENGINEERING Ir DESIGN ENGINEER: KFM ENGINEERING & DESIGN 3501 OLYMPUS BLVD., SUITE 100 DALLAS, TEXAS 75019 CONTACT: DAVID PITCHER, PE PHONE: 214-801-4936 DEVELOPER: EMBREY 1020 NE LOOP 410, SUITE 700 SAN ANTONIO, TEXAS 78206 CONTACT: JEREMY WILLIAMS PHONE: 972-655-4265 ARCHITECT: W PARTNERSHIP, INC. 5120 WOODWAY DR. SUITE 8000 HOUSTON, TEXAS 77056 CONTACT: FRED WILSON JR., AIA PHONE: 713-343-7613 I M S S H H 'v N_ } F4VWMH �LL 0 N T 2 = Z U O� m � 7 aN U N I � PD SITE PLAN TMS CHAMPIONS HAPT ZONING CASE NUMBER: ZC-21-057 FORT WORTH, DENTON COUNTY, TEXAS 22.90 ACRE TRACT OF CALLED 67.33 ACRES (TRACT 1 - PARCEL 1) ROANOKE 351114 PARTNERS, L.P. INST. NO. 2007-21421 & INST. NO. 2014-96174 O. P. R. D. C. T. DATE: 5/4/2021 FORT WORTH. ZC-21-057 Area Map N 0 1,000 2,000 4,000 Feet lj Created: 4/16/2021 9:46:18 AM FORT WORTH. "M Future Land Use tttttttttttttttt- TOLLWAY/ FREEWAY + Institutional PRINCIPALARTERIAL Neighborhood Commercial MAJORARTERIAL General Commercial MINORARTERIAL Light Industrial tiacant, Undeveloped, Agricultural Heavy Industrial Rural Residential Mixed -Use Suburban Residential Industrial Growth Center Single Family Residential Infrastructure Manufactured Housing ® 100 Year Flood Plain ' Low Density Residential i Public Park, Recreation, Open Space - Medium Density Residential Private Park, Recreation, Open Space - High Density Residential Lakes and Ponds 670 335 0 670 Feet 114 J CID ZC-21-057 _R W Z d N N A Comprehensive Plan shall not constitute zoning regulations or as tab is hzoning district bow dad as. (Texas Local Government Code, Section 213.005.) Land use designationswers approved by City Council on March 6, 2018. Created: 4/16/2021 9:48:08 AM Fl • ��Yr�a' - "viol ■0